Villa in Regione Isolabella
LECA D'ALBENGA ampia proprietà allo stato grezzo con giardino e ampia autorimessa. In posizione tranquilla e residenziale, nella frazione di Leca d’Albenga, proponiamo in Vendita una Villa indipendente sui quattro lati, disposta su due livelli, caratterizzata da ampi spazi, giardino privato e molteplici possibilità di…
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingMust be done first
- Wiring
- Plumbing
- Heating
- Bathroom
- Kitchen
- Windows
See what needs doing and what each job costs
The villa is offered 'allo stato grezzo' so I estimate €700/m² (€105k total), giving an effective price of €455,000 or about €3,033/m² versus the regional median €385/m²; proximity to the sea (3 km), garden and garage help but do not justify this large premium.
More on the house and the area
A very solid, roofed concrete shell on its own garden with citrus trees and distant hill/sea views — good bones and lots of outdoor space. Right now it’s an unfinished project rather than a move-in home, but it has realistic potential to be turned into a bright modern villa given the structure and location (3 km from the sea).
Certified wiring, water and drainage, a heat source, a roof that keeps the water out, one working bathroom. Facade, insulation, a second bathroom and the floors wait.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Our read of the photos, €700/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€30,000 – €53,000
Wiring, water and sanitary work of any kind, heating, air conditioning and gas go to a registered firm by law, and so do flues and the air openings for gas appliances. That labour stays in the bill. Yours is the stripping out, plaster, paint, floors, tiling and carpentry.
Labour is 61% of a renovation price on average and 67% at the median, across 191 items of the Emilia-Romagna 2025 public price list. Materials are the rest. An averaged price list, not a quote.
Materials you buy yourself carry 22% VAT; supplied by the firm doing the work they go at the 10% renovation rate. On a €30,000 materials bill that is €3,600 of extra tax.
Household wiring installed before 13 March 1990 counts as compliant if it has a main breaker with overcurrent protection, protection against direct contact and a 30 mA RCD. Having a firm bring the existing wiring up to that and certify it is the cheapest lawful route.
- Property offered 'stato grezzo' (unfinished shell) — no internal finishes, bathrooms or kitchen
- Windows/doors, internal partitions and final systems appear not installed; expect significant finishing costs
- Verify permits/urban-planning status and utility hookups before purchase
Estimate from the listing and its photos, not a survey. Treat it as the starting point for your own quotes. An Italian builder's quote is normally written without VAT and without design fees, so add about a quarter to any figure a firm gives you.
The area around
Location score 72/100The cluster is in the lower valley of the Centa, between the Ligurian Sea and the first ridges of the Ligurian Alps. The coast at Albenga and the mouth of the Centa are within the 15 km area. The western end of the Riviera di Ponente begins here, with a broad coastal plain at Albenga and headlands and inlets toward Alassio and Ceriale. The nearest substantial town is Albenga, which has a walled historic centre with medieval towers, a cathedral and Roman remains including the Via Iulia Augusta and the nearby Romanesque baptistery. Albenga is known for market gardening on the plain and for the historic island of Gallinara just off the coast.